D'manor
Overview & Key Facts
D’Manor is a 174-unit cluster housing development stretching along Tanah Merah Kechil Avenue in District 16 — the Bedok/Upper East Coast corridor that has quietly become one of the east’s most closely watched property precincts. Developed by Riverside Investments Pte Ltd and designed by 3P Architects, it obtained its Temporary Occupation Permit in 2001 on a 99-year lease commencing 1997, leaving approximately 70 years on the clock.
What sets D’Manor apart from the surrounding condo landscape is its format: these are three-storey cluster terraced houses with basement car parks, private gardens, and patios — not stacked apartment units. Each home spans roughly 2,700 to 3,300 sqft of floor area on a typical land plot of about 828 sqft, offering a landed-style living experience within a gated, managed estate. Units come in 4, 5, and 6-bedroom configurations with variable bathrooms, maid’s rooms, and generous ceiling heights across the three floors.
Buyer records show an overwhelmingly local ownership base: 94.0% Singaporean, 5.2% Permanent Resident, and just 0.6% foreign or corporate buyers — a profile that speaks to D’Manor’s appeal as a genuine family home rather than an investment play. At an average PSF of S$945 over the past 12 months, it sits at a remarkable price point: landed-format living in the east at under $1,000 psf, while new-launch condos in the same postcode — Sceneca Residence at $2,084 psf — command more than double.
Location & Connectivity
D’Manor occupies a strategically useful position in the Tanah Merah–Bedok belt. Tanah Merah MRT station is just 0.44 km away — a comfortable five-minute walk — and it serves as the East-West Line interchange for the Changi Airport branch. This means residents are one direct train from both Changi Airport and the CBD (Raffles Place in roughly 25 minutes), a connectivity advantage that few east-side developments can match at this price tier.
For drivers, access to the Pan Island Expressway (PIE) and East Coast Parkway (ECP) is straightforward. Changi Airport is a 10-minute drive in off-peak conditions, and the Central Business District about 20 minutes. The upcoming transformation of the Tanah Merah–Bayshore corridor — including the Thomson-East Coast Line extension to Bayshore and the future Paya Lebar Airbase relocation from the 2030s — positions this stretch of District 16 as a long-term growth node.
Daily conveniences are well served. Bedok Mall, Bedok Point, and the traditional Bedok Town Centre (with its wet market, hawker centres, and neighbourhood shops) are all within a short drive or bus ride. The legendary 85 Fengshan Market and Food Centre — home to some of the east’s best hawker fare — is nearby, as is Simpang Bedok for late-night dining. Cold Storage, Giant, and FairPrice outlets cover grocery needs within the immediate vicinity.
Schools are a notable strength. Casuarina Primary is just 0.49 km away, Ping Yi Secondary at 0.52 km, and Fengshan Primary at 0.53 km. Anglican High School is also in the catchment area. For families with school-age children, the cluster of options within 1 km is genuinely competitive — especially the primary school proximity, which matters for Phase 2C balloting.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | ~1.0 km |
| Park View Primary School | primary | ~1.1 km |
Facilities
D’Manor’s facilities are modest by design. As a cluster housing estate rather than a high-rise condominium, the shared amenities are deliberately scaled to complement the private outdoor spaces each homeowner already enjoys — their own garden, patio, and basement car park.
The communal facilities include a clubhouse, swimming pool, and wading pool for children. That’s a compact list compared to the resort-style facility decks of newer condos like Sceneca Residence or The Glades, but in the context of cluster housing it is the norm. Residents are not buying into D’Manor for a 50-metre lap pool or a sky lounge — they are buying for the landed-format living experience with the security and convenience of a managed estate.
The 24-hour security with gated access is the facility that arguably matters most. Cluster housing developments in Singapore occupy a niche between traditional condos and landed estates: you get your own front door, car porch, and private outdoor space, but within a guarded compound. For families with young children who want the freedom of a landed home without the security concerns of an open street, this hybrid model has enduring appeal.
That said, expectations should be calibrated. This is a 2001 development with 25 years of wear. The common areas are functional and maintained, but they lack the curated, Instagram-worthy aesthetic of newer developments. The pool serves its purpose but is not a design centrepiece. Buyers considering D’Manor should budget for periodic internal renovation of their individual unit rather than expecting the estate’s communal facilities to carry the lifestyle proposition.
Pricing & Market Position
Based on 50 recorded transactions, sale prices range from $1,810,000 to $3,050,000, averaging $2,335,196 (~$948 psf).
Rents range from $4,300 to $9,200 per month across 69 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 46.8% (from $701 to $1,028 psf).
Neighbourhood Comparison
D’Manor exists in a unique competitive space: it competes not just with condos in the Tanah Merah area, but also with landed homes in the broader east. Understanding this dual positioning is key to evaluating its value.
Sceneca Residence ($2,084 psf, 268 units, TOP 2026) is the newest condo arrival at Tanah Merah, integrated with a commercial podium and directly connected to Tanah Merah MRT. At more than double D’Manor’s PSF, it offers a fresh 99-year lease, modern finishings, and compact units (1–3 bedrooms up to ~1,200 sqft). The proposition is fundamentally different: Sceneca buyers are paying for newness, MRT integration, and contemporary design. D’Manor buyers are paying for three times the space at half the price, accepting an older lease and basic communal facilities.
The Bayshore ($1,227 psf average) is an upcoming mega-development on the GLS site won by SingHaiyi at $1,388 psf ppr in 2025. With an estimated launch PSF of $2,300–$2,700, it will further re-rate the Tanah Merah corridor upward. For D’Manor, this rising tide of new-launch pricing creates a widening gap that could either support resale values (as a value alternative) or highlight the lease differential.
The Glades ($1,610 psf, 726 units, TOP 2017) at Tanah Merah MRT is the most direct condo competitor in terms of location. It offers newer facilities, higher-rise living, and a wider unit mix — but at 70% higher PSF and with units maxing out around 1,600 sqft. Families who need 2,700+ sqft simply cannot find it at The Glades.
Against landed alternatives, D’Manor competes with freehold terraces in the Siglap–Frankel–Kew Drive belt, which start north of $4 million for comparable built-up areas. The leasehold trade-off is real, but the $1.5–2 million saving buys considerable financial flexibility. For buyers who prioritise space over tenure, D’Manor’s value equation is hard to beat in the east.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D'MANOR | 99 yrs lease commencing from 1997 | 2001 | 174 | $948 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates D'MANOR across multiple dimensions.
What Residents Say
“Excellent location, near to MRT and a host of other amenities. Residents get to enjoy living in a peaceful environment. A good mix of local and foreign residents.”
— Resident review via SingaporeExpats
“Great for families with children — peaceful and quiet neighbourhood with the convenience of the MRT just minutes away. The private garden space is a real luxury in Singapore.”
— Resident review via SingaporeExpats
“Well-maintained estate. Good for outdoors and activities. Recommended for both Asian and Western expats.”
— Resident review via SingaporeExpats
D’Manor carries an 8.9/10 rating from resident reviews on SingaporeExpats — a notably high score that reflects the development’s core strengths: peace, privacy, and proximity to transport. The recurring themes across feedback are the quiet, landed-like environment, the convenience of Tanah Merah MRT within walking distance, and the family-friendly atmosphere that comes naturally with a community of terraced homeowners rather than transient apartment tenants.
Residents consistently highlight the private outdoor space — the gardens and patios — as a genuine differentiator. In a property market where even a small balcony is marketed as outdoor living, having an actual ground-floor garden in a gated estate feels genuinely luxurious. The 94% Singaporean ownership base contributes to a stable, settled community with low tenant turnover.
On the less positive side, the development’s age (25 years) means some units require significant renovation investment to bring interiors up to contemporary standards. The limited communal facilities are occasionally noted, though most residents view this as a trade-off they willingly accept for the landed living format. Some mention that the three-storey layout, while spacious, can be tiring for elderly household members.
Strengths & Weaknesses
- Exceptional space — 2,700–3,300 sqft three-storey homes at under $1,000 PSF
- Landed-style living with private garden, patio, and basement car park in a gated estate
- Tanah Merah MRT interchange just 0.44 km away — airport branch and EWL city access
- Strong PSF uptrend: $768 → $1,065 (+38%) reflecting growing east-side demand
- Three primary schools within 530m — Casuarina (0.49km), Ping Yi (0.52km), Fengshan (0.53km)
- 94% Singaporean ownership — stable, settled family community with low turnover
- Sub-$1,000 PSF in a corridor where new launches command $2,000+ PSF
- Easy expressway access via PIE and ECP — Changi Airport 10 minutes by car
- Tanah Merah–Bayshore corridor transformation and Paya Lebar Airbase relocation as long-term catalysts
- 4-6 bedroom configurations with maid rooms suit multi-generational households
- Approximately 70 years remaining on 99-year lease — approaching 60-year financing threshold in a decade
- Limited communal facilities — clubhouse, pool, and wading pool only
- Three-storey layout with stairs unsuitable for elderly or mobility-impaired residents
- High absolute quantum ($2.3M–$3.1M) despite low PSF — limits buyer pool
- 2001 development showing its age — renovation budget of $100K–$200K advisable for most units
- Gross yield of 3.15% is moderate — below OCR condo averages for smaller units
- En-bloc probability low (48/100) — 174 landed homeowners are difficult to align
- Cluster housing format less liquid than conventional condos — fewer comparable transactions
Verdict
D’Manor is a development that defies easy categorisation. It is neither a conventional condo nor a traditional landed home, and that hybrid identity is simultaneously its greatest strength and its most persistent challenge in the resale market. Buyers who understand what they are getting — a three-storey, 2,700+ sqft family home with its own garden and car park, within walking distance of an MRT interchange, at under $1,000 psf — will find genuine value here. Those expecting condo-grade facilities or the prestige of a freehold landed address will look elsewhere.
The PSF trend is encouraging. A trajectory from $768 to $1,065 psf represents a 38% appreciation over the measured period — a strong run that reflects both the broader Singapore property cycle and the growing recognition of the Tanah Merah corridor’s strategic position. With new-launch land prices in the area hitting $1,330 psf per plot ratio at the 2025 Bedok Rise GLS (implying launch PSFs of $2,300–$2,700), D’Manor’s sub-$1,000 resale pricing looks increasingly anomalous — in a good way for buyers.
The lease situation requires honest assessment. With approximately 70 years remaining, D’Manor is a decade away from the psychologically important 60-year threshold where bank financing starts to face restrictions. For owner-occupiers planning to live here for 15–20 years, this is manageable. For investors eyeing a 30-year hold, the arithmetic becomes tighter. The en-bloc score of 48/100 reflects the difficulty of assembling consensus among 174 landed-format homeowners — these are family homes, not investment flats, and collective sales are correspondingly harder to execute.
For families seeking landed-style space in the east at a price point that doesn’t require raiding the CPF ceiling, D’Manor remains one of the most space-efficient options in District 16. The 3.15% gross yield won’t excite pure investors, but the rental demand from families — particularly those posted to Changi Business Park or Changi Airport — provides a stable tenancy base. Tanah Merah MRT at 0.44 km is the ace in the hand: an interchange station with airport access, city-bound connectivity, and a future TEL upgrade that will only deepen its network value.